Santo Plan · Spring Branch, TX 78070

$341,999

5 bd · 3.0 ba · 2,514 sqft · SingleFamily · 155 Days on market

Good condition ↓ 3% since listing

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Cash flow +0.9/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home is host to an inviting open-concept layout on the first floor, featuring access to a covered patio for optimal entertaining and multitasking. Two bedrooms are tucked away to the side of the home, including the luxe owner's suite with a full bathroom and walk-in closet. A versatile game room shares the second floor with three additional bedrooms.

Key facts

• Luxe owner's suite
• Full bathroom
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• COVERED PATIO
• LUXE OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• VERSATILE GAME ROOM

🏗️ New construction. The $341,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $678,846.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $342k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3k ($-34k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (30.8% below list).
• Recommended offer: $237k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 1.3% vs local median 2.5% in Spring Branch — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Comal ISD (rural): math 57% / reading 59% proficiency, ranked #58 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rebecca Creek El (math 55% / reading 52%, grade C, #686 of 4,322 statewide, top 16%, 605 students, 51% FRL); Mt Valley Middle (math 55% / reading 51%, grade C+, #281 of 1,662 statewide, top 18%, 808 students, 49% FRL); Canyon Lake H S (math 46% / reading 56%, grade D+, #482 of 1,632 statewide, top 30%, 1,038 students, 37% FRL) — zoned schools average 46% FRL vs 31% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 859 active listings in the ZIP; high-income renter base; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k of value loss. Plan a longer hold.
• Comal County population projected at +70% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $236,632 (30.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.35% ✗
• Cap rate: 1.30%
• Cash-on-cash: -17.82%
• DSCR: 0.21
• GRM: 23.9

CMA / ARV

• ARV (median comp): $678,846
• List price: $341,999
• Delta: -48.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6706 Flores Rd	0.36mi	5/3.0	2,524 (+0%)	2mo	$378,999	$150	81
6730 Flores Rd	0.37mi	4/3.0 (-1)	2,370 (-6%)	1mo	$374,999	$158	67
234 Sabella	0.55mi	4/3.0 (-1)	2,427 (-4%)	2mo	$700,000	$288	62
6731 Flores Rd	0.34mi	4/3.0 (-1)	2,202 (-12%)	1mo	$356,999	$162	58
6734 Flores Rd	0.38mi	4/3.0 (-1)	2,202 (-12%)	0mo	$353,999	$161	57
2314 Cascada Pkwy	0.60mi	4/2.5 (-1)	2,873 (+14%)	16mo	$699,000	$243	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -52.0%
• Equity multiple: -0.52×
• Total profit: $-289,699
• Equity at exit: $101,218

10-year hold

• IRR: —
• Equity multiple: -1.54×
• Total profit: $-483,553
• Equity at exit: $58,694

Cash invested: $190,077 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 10 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $368,999 ($162/sqft)
• Median days on market: 144 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +67.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78070

• Home prices YoY: -20.8%
• Active inventory: 859
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,366 medium
• Mortgage (P&I): −$3,560
• Tax est. 1.5%: −$849 /mo · $10,183/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-2,822

Break-even live

Break-even rent $5,938

Max offer price $270,504

Occupancy floor —

Sensitivity live

Price	-10% $-2,353	-5% $-2,587	+0% $-2,822	+5% $-3,057	+10% $-3,291
Rent	-10% $-3,009	-5% $-2,915	+0% $-2,822	+5% $-2,728	+10% $-2,635
Rate	-1.0pp $-2,480	-0.5pp $-2,649	base $-2,822	+0.5pp $-2,998	+1.0pp $-3,177

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $169,712
• Closing costs: $20,365
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-23
   pricedays on market $341,999 Active 155 DOM
2. 2026-09-22
   days on market $351,999 Active 154 DOM
3. 2026-09-21
   days on market $351,999 Active 153 DOM
4. 2026-09-20
   days on market $351,999 Active 152 DOM
5. 2026-09-19
   days on market $351,999 Active 151 DOM
6. 2026-09-18
   days on market $351,999 Active 150 DOM
7. 2026-09-17
   days on market $351,999 Active 149 DOM
8. 2026-09-16
   days on market $351,999 Active 148 DOM
9. 2026-09-15
   days on market $351,999 Active 147 DOM
10. 2026-09-14
    days on market $351,999 Active 146 DOM
11. 2026-09-14
    days on market $351,999 Active 145 DOM
12. 2026-09-12
    days on market $351,999 Active 144 DOM
13. 2026-09-11
    days on market $351,999 Active 143 DOM
14. 2026-09-05
    days on market $351,999 Active 137 DOM
15. 2026-09-04
    days on market $351,999 Active 136 DOM
16. 2026-08-31
    days on market $351,999 Active 132 DOM
17. 2026-08-30
    days on market $351,999 Active 131 DOM
18. 2026-08-29
    days on market $351,999 Active 130 DOM
19. 2026-08-28
    days on market $351,999 Active 129 DOM
20. 2026-08-27
    pricedays on market $351,999 Active 128 DOM
21. 2026-08-25
    days on market $356,999 Active 126 DOM
22. 2026-08-24
    days on market $356,999 Active 125 DOM
23. 2026-08-23
    days on market $356,999 Active 124 DOM
24. 2026-07-26
    days on market $356,999 Active 121 DOM
25. 2026-07-24
    days on market $356,999 Active 119 DOM
26. 2026-07-23
    days on market $356,999 Active 118 DOM
27. 2026-07-22
    days on market $356,999 Active 117 DOM
28. 2026-07-21
    days on market $356,999 Active 116 DOM
29. 2026-07-20
    days on market $356,999 Active 115 DOM
30. 2026-07-18
    days on market $356,999 Active 113 DOM
31. 2026-07-18
    days on market $356,999 Active 112 DOM
32. 2026-07-16
    days on market $356,999 Active 111 DOM
33. 2026-07-15
    days on market $356,999 Active 110 DOM
34. 2026-07-14
    days on market $356,999 Active 109 DOM
35. 2026-07-13
    days on market $356,999 Active 108 DOM
36. 2026-07-13
    days on market $356,999 Active 107 DOM
37. 2026-07-11
    days on market $356,999 Active 106 DOM
38. 2026-07-10
    days on market $356,999 Active 105 DOM
39. 2026-07-09
    days on market $356,999 Active 104 DOM
40. 2026-07-07
    days on market $356,999 Active 102 DOM
41. 2026-07-06
    days on market $356,999 Active 101 DOM
42. 2026-07-05
    days on market $356,999 Active 100 DOM
43. 2026-07-03
    days on market $356,999 Active 98 DOM
44. 2026-07-02
    days on market $356,999 Active 97 DOM
45. 2026-07-01
    days on market $356,999 Active 96 DOM
46. 2026-06-30
    days on market $356,999 Active 95 DOM
47. 2026-06-29
    days on market $356,999 Active 94 DOM
48. 2026-06-28
    days on market $356,999 Active 93 DOM
49. 2026-06-26
    days on market $356,999 Active 91 DOM
50. 2026-06-24
    days on market $356,999 Active 89 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,396
• − Mortgage interest: −$38,026
• − Property taxes: −$10,183
• − Insurance: −$3,394
• − Repairs & maintenance: −$2,272
• − Management: −$2,272
• − Depreciation: −$19,748
• Taxable loss: −$47,499
• Est. tax savings @ 24.0%: +$11,400
• After-tax cash flow: $-22,464/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This new two-story home is in excellent condition with a modern and well-maintained interior and exterior. It is move-in ready and has the potential for further value increases through minor exterior and landscaping improvements.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

C Composite school gradezoned avg 63/100

Zoned Schools

Elementary Rebecca Creek El C TX #686/4,322 Nat'l #10,846/41,679 Middle Mt Valley Middle C+ TX #281/1,662 Nat'l #2,873/14,009 High Memorial Early College H S With St Philip's A TX #27/1,632 Nat'l #918/17,239

Schools (NCES district)

• District: Comal ISD
• NCES district ID: 4814730
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 59% ▼ -2.00%
• Median HH income: $74,792
• Composite: 51.79/100
• National rank: #1671
• State rank: #58 of 826 in TX

Livability — Spring Branch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Comal County · 175,637 people
• City population: 19,836
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 20,200
• Household income: $115,175
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 15% of renters

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Population outlook (Comal County) Hauer SSP2

• Today (2025): 175,637 people
• By 2030: 199,911 · +13.8%
• By 2040: 249,436 · +42.0%
• By 2050: 299,430 · +70.5%
• By 2075: 423,857 · +141.3%
• By 2100: 512,048 · +191.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10% French/Haitian/Cajun 1%

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Political lean MEDSL · Comal

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.2%
• 2008→2024 swing: +1.9pp toward D · 2008: -47.4pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+42.7 2016: R+50.1 2012: R+54.1 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.35%
• Current HPI: 233.2875
• Rent YoY: —
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-2.5% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $389,999 Zillow
• 2026-05-09 Price Changed $394,999 Zillow
• 2026-03-27 Listed $399,999 Zillow